5240 Sutton Ave · West Melbourne, FL 32904

$288,900

2 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 97 Days on market

Built 1966 7,841 sqft lot

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Schools +4.7/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +1.2/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity Knocks! Bring your contractors and investors for this fixer upper. The following Major items have been permitted and inspected: New Windows and Doors, New plumbing supply lines and drain lines, New Electrical Service including meter can and main electrical panel, Nice 4 bedroom split plan, large kitchen, spacious utility room, screen porch, fenced yard. Great location near schools, shopping and Airport.

Key facts

• Fully renovated
• Spacious shed
• Expanded driveway

Tags

• FULLY RENOVATED
• UPDATED ELECTRICAL SYSTEM
• IMPACT WINDOWS
• SPACIOUS SHED
• EXPANDED DRIVEWAY

Property features AI

Finance

• Other: Lot size approximately 0.18 acres

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; North-facing
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Irregular lot

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Unfurnished
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-427 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (26.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (38.5% below list).
• Recommended offer: $178k (38.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 82/100 on livability (#73 in FL, #1,214 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A; Watch: commute D+, amenities F.
• Brevard (suburban): math 53% / reading 57% proficiency, ranked #19 of 73 in FL (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Meadowlane Primary Elementary School (650 students, 47% FRL); Central Middle School (math 50% / reading 48%, grade C-, #265 of 571 statewide, top 48%, 1,127 students, 53% FRL); Melbourne Senior High School (math 43% / reading 57%, grade D+, #175 of 667 statewide, top 27%, 2,249 students, 31% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: Rents soft (-0.3%/yr); 304 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Brevard County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $160k; list at $289k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,729 (38.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.62% ✗
• Cap rate: 4.52%
• Cash-on-cash: -6.34%
• DSCR: 0.72
• GRM: 13.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -30.3%
• Equity multiple: 0.02×
• Total profit: $-79,309
• Equity at exit: $43,076

10-year hold

• IRR: -49.2%
• Equity multiple: -0.54×
• Total profit: $-124,533
• Equity at exit: $24,979

Cash invested: $80,892 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32904

• Rents YoY: -0.3%
• Active inventory: 304
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$1,515
• Tax from tax record: −$196 /mo · $2,351/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-427

Break-even live

Break-even rent $2,318

Max offer price $213,425

Occupancy floor —

Sensitivity live

Price	-10% $-264	-5% $-345	+0% $-427	+5% $-509	+10% $-591
Rent	-10% $-568	-5% $-497	+0% $-427	+5% $-357	+10% $-287
Rate	-1.0pp $-282	-0.5pp $-354	base $-427	+0.5pp $-502	+1.0pp $-578

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $72,225
• Closing costs: $8,667
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4850 Sutton Ave Melbourne, FL	3.0	2.0	1166	$1,850	$1.59	14d	1	0.23mi
515 Jennifer Cir Melbourne, FL	2.0	2.0	828	$1,600	$1.93	24d	1	0.65mi
4850 Heritage Lakes BLVD West Melbourne, FL	1.0–3.0	1.0–2.5	1018	$2,070	$2.03	14d	119	0.68mi
2824 Coleman Ct Melbourne Village, FL	2.0	2.0	1200	$1,600	$1.33	24d	1	0.81mi
49 Piney Branch Way Unit A Melbourne, FL	2.0	2.5	1288	$1,600	$1.24	14d	1	0.83mi
760 John Adams Ln Melbourne, FL	3.0	2.0	1288	$1,950	$1.51	24d	1	0.84mi
122 Laurel Oak St West Melbourne, FL	2.0	1.0	1008	$1,450	$1.44	24d	1	0.86mi
2114 Nebula Way West Melbourne, FL	1.0–2.0	1.0–2.0	982	$2,031	$2.07	14d	15	0.91mi
135 NW Shannon Ave West Melbourne, FL	2.0	2.0	900	$1,850	$2.06	19d	1	1.03mi
126 San Paulo Cir Unit 1-126 Melbourne, FL	1.0	1.0	792	$1,275	$1.61	24d	1	1.15mi
3020 Mary St Melbourne, FL	3.0	1.0	1072	$2,095	$1.95	24d	1	1.16mi
127 San Paulo Cir Unit 1-127 Melbourne, FL	1.0	1.0	792	$1,300	$1.64	24d	1	1.20mi
164 San Paulo Ct Unit 5-164 Melbourne, FL	1.0	1.0	792	$1,300	$1.64	24d	1	1.20mi
101 San Paulo Cir Unit 14-101 Melbourne, FL	2.0	2.0	1220	$1,500	$1.23	14d	1	1.25mi
223 San Paulo Cir Unit 8-223 Melbourne, FL	2.0	2.0	1080	$1,500	$1.39	24d	1	1.26mi

Listing history 40 events

1. 2026-06-18
   days on market $288,900 Active 97 DOM
2. 2026-06-17
   days on market $288,900 Active 96 DOM
3. 2026-06-16
   days on market $288,900 Active 95 DOM
4. 2026-06-15
   days on market $288,900 Active 94 DOM
5. 2026-06-14
   days on market $288,900 Active 92 DOM
6. 2026-06-10
   days on market $288,900 Active 89 DOM
7. 2026-06-08
   days on market $288,900 Active 87 DOM
8. 2026-06-07
   days on market $288,900 Active 86 DOM
9. 2026-06-05
   days on market $288,900 Active 83 DOM
10. 2026-06-03
    days on market $288,900 Active 82 DOM
11. 2026-06-03
    price $288,900 Active 81 DOM
12. 2026-06-02
    days on market $289,900 Active 81 DOM
13. 2026-06-01
    days on market $289,900 Active 80 DOM
14. 2026-05-31
    days on market $289,900 Active 79 DOM
15. 2026-05-31
    days on market $289,900 Active 78 DOM
16. 2026-05-08
    price $289,900
17. 2026-03-27
    price $294,900
18. 2026-03-13
    listed $299,900 Active
19. 2025-10-22
    soldstatus $160,000
20. 2025-10-21
    soldstatus $160,000 Closed 420-char remark

    Show marketing remark (420 chars)

    Opportunity Knocks! Bring your contractors and investors for this fixer upper. The following Major items have been permitted and inspected: New Windows and Doors, New plumbing supply lines and drain lines, New Electrical Service including meter can and main electrical panel, Nice 4 bedroom split plan, large kitchen, spacious utility room, screen porch, fenced yard. Great location near schools, shopping and Airport.

21. 2025-10-03
    status Pending 420-char remark

    Show marketing remark (420 chars)

    Opportunity Knocks! Bring your contractors and investors for this fixer upper. The following Major items have been permitted and inspected: New Windows and Doors, New plumbing supply lines and drain lines, New Electrical Service including meter can and main electrical panel, Nice 4 bedroom split plan, large kitchen, spacious utility room, screen porch, fenced yard. Great location near schools, shopping and Airport.

22. 2025-09-19
    price $178,500 420-char remark

    Show marketing remark (420 chars)

    Opportunity Knocks! Bring your contractors and investors for this fixer upper. The following Major items have been permitted and inspected: New Windows and Doors, New plumbing supply lines and drain lines, New Electrical Service including meter can and main electrical panel, Nice 4 bedroom split plan, large kitchen, spacious utility room, screen porch, fenced yard. Great location near schools, shopping and Airport.

23. 2025-09-04
    listed $199,000 Active 420-char remark

    Show marketing remark (420 chars)

    Opportunity Knocks! Bring your contractors and investors for this fixer upper. The following Major items have been permitted and inspected: New Windows and Doors, New plumbing supply lines and drain lines, New Electrical Service including meter can and main electrical panel, Nice 4 bedroom split plan, large kitchen, spacious utility room, screen porch, fenced yard. Great location near schools, shopping and Airport.

24. 2023-05-24
    soldstatus $185,000
25. 2023-05-19
    soldstatus $185,000 Closed 216-char remark

    Show marketing remark (216 chars)

    Lowest listing by over 45k!!! 4/2 needing FULL rehab. Great location, straight shot to the beach. Room measurements are approximate. If important, please verify. All inspections must be done prior to offering.

26. 2023-05-19
    soldstatus $185,000 Closed

    Show marketing remark (216 chars)

    Lowest listing by over 45k!!! 4/2 needing FULL rehab. Great location, straight shot to the beach. Room measurements are approximate. If important, please verify. All inspections must be done prior to offering.

27. 2023-05-19
    soldstatus $185,000 Closed

    Show marketing remark (216 chars)

    Lowest listing by over 45k!!! 4/2 needing FULL rehab. Great location, straight shot to the beach. Room measurements are approximate. If important, please verify. All inspections must be done prior to offering.

28. 2023-04-30
    status Pending
29. 2023-04-30
    status Pending
30. 2023-04-29
    status Active
31. 2023-04-29
    status Active
32. 2023-04-28
    status Pending

    Show marketing remark (216 chars)

    Lowest listing by over 45k!!! 4/2 needing FULL rehab. Great location, straight shot to the beach. Room measurements are approximate. If important, please verify. All inspections must be done prior to offering.

33. 2023-04-28
    status Pending 216-char remark

    Show marketing remark (216 chars)

    Lowest listing by over 45k!!! 4/2 needing FULL rehab. Great location, straight shot to the beach. Room measurements are approximate. If important, please verify. All inspections must be done prior to offering.

34. 2023-04-28
    status Pending

    Show marketing remark (216 chars)

    Lowest listing by over 45k!!! 4/2 needing FULL rehab. Great location, straight shot to the beach. Room measurements are approximate. If important, please verify. All inspections must be done prior to offering.

35. 2023-04-24
    listed $179,900 Active 216-char remark

    Show marketing remark (216 chars)

    Lowest listing by over 45k!!! 4/2 needing FULL rehab. Great location, straight shot to the beach. Room measurements are approximate. If important, please verify. All inspections must be done prior to offering.

36. 2023-04-24
    listed $179,900 Active

    Show marketing remark (216 chars)

    Lowest listing by over 45k!!! 4/2 needing FULL rehab. Great location, straight shot to the beach. Room measurements are approximate. If important, please verify. All inspections must be done prior to offering.

37. 2023-04-24
    listed $179,900 Active

    Show marketing remark (216 chars)

    Lowest listing by over 45k!!! 4/2 needing FULL rehab. Great location, straight shot to the beach. Room measurements are approximate. If important, please verify. All inspections must be done prior to offering.

38. 1989-12-01
    soldstatus $54,900
39. 1982-01-01
    soldstatus $48,900
40. 1976-04-01
    soldstatus $24,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,351 · $196/mo
• Projected year-2 tax: $2,398 · $200/mo
• Expected delta: +$47/yr (+$4/mo · 2.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,327
• − Mortgage interest: −$16,183
• − Property taxes: −$2,351
• − Insurance: −$1,444
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$8,404
• Taxable loss: −$10,468
• Est. tax savings @ 24.0%: +$2,512
• After-tax cash flow: $-2,615/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Brevard
• NCES district ID: 1200150
• Math proficiency: 53% ▼ -9.00%
• Reading proficiency: 57% ▼ -4.00%
• Median HH income: $49,426
• Composite: 46.86/100
• National rank: #2370
• State rank: #19 of 73 in FL

Livability — West Melbourne

• Score: 82/100
• State rank: #73
• US rank: #1214

Category grades

Amenities F Commute D+ Cost of living B Crime A- Employment A+ Housing A+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Melbourne, FL
• County: Brevard County · 602,871 people
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 37,241
• Household income: $90,673
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 597.0

Population outlook (Brevard County) Hauer SSP2

• Today (2025): 623,254 people
• By 2030: 648,420 · +4.0%
• By 2040: 690,009 · +10.7%
• By 2050: 715,669 · +14.8%
• By 2075: 775,744 · +24.5%
• By 2100: 776,687 · +24.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 10% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 8% Other Indo-European 2% Chinese 2%

Political lean MEDSL · Brevard

• 2024 margin: Strong R (+20.8) · D 39.1% · R 59.9% · Other 1.0%
• 2008→2024 swing: -10.4pp toward R · 2008: -10.4pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+16.4 2016: R+19.8 2012: R+12.7 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -195.98%
• Current HPI: 304.2546
• Rent YoY: ▼ -0.32%
• Metro: Palm Bay-Melbourne-Titusville, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+1064.3% since first listed

25 events — show timeline

• 2026-05-08 Price Changed $289,900 SCMLS
• 2026-03-27 Price Changed $294,900 SCMLS
• 2026-03-13 Listed $299,900 SCMLS
• 2025-10-22 Sold (Public Records) $160,000 Public Records
• 2025-10-21 Sold (MLS) $160,000 SCMLS
• 2025-10-03 Pending — SCMLS
• 2025-09-19 Price Changed $178,500 SCMLS
• 2025-09-04 Listed $199,000 SCMLS
• 2023-05-24 Sold (Public Records) $185,000 Public Records
• 2023-05-19 Sold (MLS) $185,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-19 Sold (MLS) $185,000 SCMLS
• 2023-05-19 Sold (MLS) $185,000 Beaches MLS
• 2023-04-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-04-30 Pending — SCMLS
• 2023-04-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-04-29 Relisted — SCMLS
• 2023-04-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-04-28 Pending — Beaches MLS
• 2023-04-28 Pending — SCMLS
• 2023-04-24 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2023-04-24 Listed $179,900 SCMLS
• 2023-04-24 Listed $179,900 Beaches MLS
• 1989-12-01 Sold (Public Records) $54,900 Public Records
• 1982-01-01 Sold (Public Records) $48,900 Public Records
• 1976-04-01 Sold (Public Records) $24,900 Public Records

Property tax history

+13.3%/yr

Latest (2025): $2,351 · -4.2% YoY. Source: county tax records.